How to rent a flat in Switzerland: Tips and tricks for everyone

As you probably know, the housing market in Switzerland remains one of the most expensive and competitive in Europe. The shortage of affordable flats is particularly noticeable in major cities such as Geneva and Lausanne, where demand for housing far exceeds supply. The French-speaking region of Switzerland is renowned for its high standard of living and excellent infrastructure, which makes it attractive to locals and expats, but also creates challenges for those looking for accommodation. 

To successfully navigate these challenges, it's important to know the local rules, procedures and a few tricks to help you find the perfect accommodation. We have compiled practical information and useful tips on renting in French-speaking Switzerland so that you can maximise your chances and make the process less stressful and more successful!

Preparing the documents for renting a flat: What is important to consider?

Finding a flat in Switzerland is often compared to finding a job, and for good reason. The process requires careful preparation, focus and attention to detail. Estate agents, known here as ‘régies’, play a crucial role, so your application must be as accurate and convincing as possible.

To apply for a rental property you will need the following documents: ID (passport or ID card), a work permit (B permit) or a certificate from your employer confirming that you have applied for one, as well as a contract of employment and recent payslips (for the last three months) to prove that your income is stable. A statement from the debt register confirming that you have no debts or acts of default will be required. This document can be ordered online from the relevant cantonal website. It costs around 17 Swiss francs and will be delivered by post or electronically, depending on the region.

If you have just arrived in Switzerland, you may not be able to provide a debt statement or the latest payslips immediately. In this case, apply with your employment contract and medical certificate. Initially, it may be wise to consider subletting or joint tenancy options, which will reduce waiting times and simplify the process. To increase your chances of standing out from other applicants, it is recommended that you prepare a cover letter. In it, briefly describe yourself, your job, your family situation and your motivation for moving.

Managing the risks of renting an apartment

When you move in, the housing association will usually ask for a rent guarantee to cover any damage you may cause. This is usually the equivalent of 3 months' rent. That's a lot of money. The alternative? Use a surety company such as SwissCaution or SmartCaution. You can then take out an insurance policy that covers the risks by paying annual premiums to the surety company.

Home contents insurance covers damage to your furniture. If there is a fire, for example, you will receive compensation to replace damaged items. Insurance is not compulsory, but if you rent a flat, it is not unreasonable to take out insurance. If you have a claim and no insurance, you could face a lot of expenses.

The specifics of cancelling a lease in Switzerland

Depending on the canton, cancelling a lease will be handled differently. For example, in the canton of Vaud, when you sign a lease, you are usually committing to a 1-year term. In order to terminate the lease, you must do so 3 months before the date of signing the contract, otherwise the contract is automatically renewed. So if you have found another flat but have not cancelled the contract in time, there is only one way out: take over the contract. 

This means that you have to find creditworthy future tenants and submit their applications to the property management company, which will choose the lucky tenant or tenants. It is likely that the rent will be increased when you take over the tenancy. If the property management company rejects the candidate(s), you are released from the rental obligation. In the canton of Geneva, however, the lease can be cancelled at any time. However, the property management company can impose its own conditions and the rental terms may end up being the same as in the Canton of Vaud, for example.

Useful websites for finding accommodation in Switzerland 

Finding accommodation in Switzerland is made easier by online resources. Popular Facebook groups often post up-to-date listings, and Anibis is a great choice for property searches, especially among locals. This site attracts fewer applications than larger platforms such as Homegate.ch, ImmoScout24, Immobilier.ch etc. It's also worth checking housing association websites and university portals such as the UNIL/EPFL portal where student accommodation is advertised. For added convenience, download the apps of these platforms to keep up to date with new offers.

Additional costs when renting in Switzerland

When looking for a flat, it's important to be prepared for extra costs, especially if you're looking to find accommodation on short notice. Traditional agencies usually either do not charge a commission or ask for a small fee for processing applications. Relocation agencies, on the other hand, often demand significant sums for their services. They may be local or related to the business of foreigners working in Switzerland or abroad. It is not uncommon to find adverts that ask for extra money to rent a flat, and in some cases even require you to pay in advance to view it.

Flat hunters play a special role in this process. These professionals work directly with property management companies, which increases the chances of a successful apartment search. However, their services are not free: if you find a flat with their help, you should be prepared to pay an amount equal to one month's rent. It is important to take these features into account to avoid unexpected costs.

If you have problems with estate agents and want advice, contact ASLOCA. ASLOCA is a private, independent association that aims to protect the interests of tenants. It operates nationwide. For example, do you want to challenge a rent increase but don't know how to do it? ASLOCA is a goldmine of information.